| Conditions or Reasons: | 1)
The development hereby permitted shall begin not later than three years from the date of this permission.
Reason: To comply with Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004. |
2)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers:
10-7718_ZZ-DR-C1001-PL2
10-7718_ZZ-DR-C1005-T3
10-7718_ZZ-DR-C1006-T3
10-7718_ZZ-DR-C1007-T3
10-7718_ZZ-DRD2000-PL3
2388_AB0201_P03
2388_AB0221_P02
2388_AB0241_P02
2388_AB0601_P03
2388_AB0701_P03
2388_AB0702_P03
2388_AB0801_P03
2388_AB0802_P03
2388_AB0821_P02
2388_AB0841_P02
2388_AL0101_P02
2388_AL0110_P04
2388_AL0115_P01
2388_AL0151_P02
2388_AL0201_P04
2388_AL0202_P01
2388_AL0203_P01
2388_AL0701_P03
25648A-LAND SURVEY-500
25648A-LAND SURVEY-500-2
25648A-LAND SURVEY-500-3
25648A-LAND SURVEY-1000
25648A-WATER COURSE SECTIONS
3496.Flitwick.RHDHV.Tree_Constraints_Plan_A1_1000_North
3496.Flitwick.RHDHV.Tree_Constraints_Plan_A1_1000_South
KMC18005_001_B
KMC18005_002_A
KMC18005_003
CPW-17508-ME-EXT-XX-01-T4
CPW-17508-ME-EXT-XX-02-T4
CPW-17508-E-EXT-XX-01-T3
EDS+07-3102_01+Unit+or+Padmount+Substation+in+GRP+Enclosure
LA3984-GI-001
OLA CBC Internal Reflective Garden Stage 3
OLA CBC Port Cochere and Courtyard Planting Scheme Stage 3
OLA CBC Site Conceptual Development Stage 3
OLA CBC Vision Splay Planting Plan Stage 3
OLA CBC Water Feature 1 Stage 3
OLA Internal Hedge, Lake, Meadow Stage 3
OLA Planting Plan Trees Stage 3
Reason: To identify the approved plan/s and to avoid doubt. |
3)
The development hereby permitted shall be undertaken in full accordance with the Councils adopted Construction Code of Practice for Developers and Contractors https://www.centralbedfordshire.gov.uk/info/44/planning/674/codes_of_practice_for_planning.
Reason: In order to minimise the impact of construction work on the amenities of nearby residential properties (Section 12, NPPF) |
4)
The development hereby permitted shall be undertaken in full accordance with the Councils adopted Environmental Code of Practice https://www.centralbedfordshire.gov.uk/info/44/planning/674/codes_of_practice_for_planning/3
Reason: In order to minimise the impact of development on existing trees, landscape features and biodiversity (Section 15, NPPF) |
5)
The development shall not be brought into use until the junction of the proposed vehicular access with the highway has been constructed in accordance with the approved plans, amended as necessary by the appropriate technical and safety audit processes.
Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and the premises. |
6)
Visibility splays, as detailed on plan ref. KMC18005/001 Rev B shall be provided at the junction of the access with the public highway before the development is brought into use. The minimum dimensions to provide the required splay lines shall be 4.5m measured along the centre line of the proposed access from its junction with the channel of the public highway and 120.0m measured from the centre line of the proposed access along the line of the nearside channel of the public highway. The required vision splays shall for the perpetuity of the development remain free of any obstruction to visibility.
Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and the premises |
7)
Prior to the commencement of development, a scheme to secure the forward visibility splays required to allow for intervisibility to and from vehicles turning right into the site access, as detailed on plan ref. KMC18005/003, shall be submitted to and agreed in writing by the Planning Authority.
Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and the premises. |
8)
Prior to the development being brought into use, visibility splays shall be provided to allow for intervisibility to and from vehicles turning right into the site access, as detailed on plan ref. KMC18005/003 and in accordance with any scheme submitted and agreed under Condition 7 to secure these splays. The required vision splays shall for the perpetuity of the development remain free of any obstruction to visibility.
Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and the premises |
9)
Notwithstanding the details shown on plans ref 2388 AL0201 Rev P04 and 2388 AL0202 Rev PO1, prior to the commencement of development, details of the 2.0m wide footway and associated landscaping, lighting, and engineering works, running from the junction of Fordfield Road / Froghall Road to the site access, shall be submitted to and approved in writing by the local planning authority.
Reason: In the interests of road safety and pedestrian movement |
10)
No part of the development shall be brought into use until the footway, and associated landscaping, lighting and engineering works, running from the junction of Fordfield Road / Froghall Road to the site access, have been constructed in accordance with the approved details, amended as necessary by the relevant technical and safety audit process and opened for use.
Reason: In the interests of road safety and pedestrian movement. |
11)
The gates provided shall open away from the highway and be located in accordance with the approved plan.
Reason: In the interests of road safety and pedestrian movement |
12)
Before the development is brought into use all on site vehicular areas shall be surfaced in a stable and durable materials in accordance with details to be approved in writing by the Local Planning Authority. Arrangements shall be made for surface water drainage from the site to soak away within the site so that it does not discharge into the highway or into the main drainage system.
Reason: To avoid the carriage of mud or other extraneous material or surface water from the site so as to safeguard the interest of highway safety and reduce the risk of flooding and to minimise inconvenience to users of the premises and ensure satisfactory parking of vehicles outside highway limits. |
13)
Notwithstanding the provisions of the Town and Country Planning General Permitted Development Order 1995, or any amendments thereto, the parking provision and turning area on the site shall not be used for any purpose, other than as parking provision and turning area unless permission has been granted by the Local Planning Authority on an application made for that purpose.
Reason: To retain off-street parking provision and turning areas and thereby minimise the potential for on-street parking which could adversely affect the safety and convenience of road users. |
14)
The proposed means of illumination shall be shielded so that no glare or dazzle occurs to drivers of vehicles using the public highway.
Reason: In the interests of road safety |
15)
The scheme for the secure and covered parking of cycles on the site shall be fully implemented before the development is first brought into use and thereafter retained for this purpose.
Reason: To ensure the provision of adequate cycle parking to meet the needs of the proposed development in the interests of encouraging the use of sustainable modes of transport. |
16)
Prior to the occupation of the building a Travel Plan Statement including details of the location and number of cycle parking spaces; details of the Travel Plan coordinator and details of what / where sustainable travel information will be advertised to staff and visitors, should be submitted to the Local Planning Authority for approval in writing. The approved details shall be implemented in full accordance with the details as approved prior to the development being brought into use and thereafter maintained and reviewed by the Travel Plan Officer every 5 years from date of occupation of the development.
Reason: For the avoidance of doubt and to promote sustainable modes of travel and to reduce the potential traffic impact of the development on the local highway network. |
17)
Prior to the construction of vehicular parking areas associated with the approved development, a scheme for the charging of electric and ultra-low emission vehicles shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall accord with Policy T5 of CBLP and shall include the following:
Details of active charging posts / passive provision such as cabling and electricity supply to serve the parking areas
Timescales / triggers for implementation of the scheme.
The development shall be completed in accordance with these approved details including the agreed timescales / triggers.
Reason: To assist with the transition to low-emission vehicles in line with Policy T5 of the CBLP and paragraph 110 of the National Planning |
17)
Prior to the construction of vehicular parking areas associated with the approved development, a scheme for the charging of electric and ultra-low emission vehicles shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall accord with Policy T5 of CBLP and shall include the following:
Details of active charging posts / passive provision such as cabling and electricity supply to serve the parking areas
Timescales / triggers for implementation of the scheme.
The development shall be completed in accordance with these approved details including the agreed timescales / triggers.
Reason: To assist with the transition to low-emission vehicles in line with Policy T5 of the CBLP and paragraph 110 of the National Planning |
17)
Prior to the construction of vehicular parking areas associated with the approved development, a scheme for the charging of electric and ultra-low emission vehicles shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall accord with Policy T5 of CBLP and shall include the following:
Details of active charging posts / passive provision such as cabling and electricity supply to serve the parking areas
Timescales / triggers for implementation of the scheme.
The development shall be completed in accordance with these approved details including the agreed timescales / triggers.
Reason: To assist with the transition to low-emission vehicles in line with Policy T5 of the CBLP and paragraph 110 of the National Planning |
18)
The building shall not be permitted to hold funeral / cremation services outside of the following hours: 09:00 17:00 Monday to Friday and shall not be permitted to hold funeral / cremation services at all on weekends or bank holidays, unless otherwise agreed in writing with the Local Planning Authority beforehand.
Reason: To ensure a satisfactory standard of development and to safeguard the amenities of the surrounding area. To accord with policies T1, T2 and HQ1 of the central Bedfordshire Local Plan. |
19)
No development shall commence until a detailed surface water drainage scheme, to manage surface water runoff from the development for up to and including the 1 in 100 year event (+40%CC), and a maintenance and management plan for the scheme has been submitted to and approved in writing by the Local Planning Authority. The discharge rate from the development will be limited to the equivalent 1 in 1 year rate, or an appropriate rate as agreed by the Bedford Group of Internal Drainage Boards. The final detailed design shall be based on an agreed FRA and Drainage Strategy (Ref: MTC 2565FRA Rev BNew Dwelling-Sep 2021) and DEFRAs Non-statutory technical standards for sustainable drainage systems (March 2018) and shall be implemented and maintained as approved. Maintenance will ensure the system functions as designed for the lifetime of the development. Any variation to the connections and controls indicated on the approved drawing which may be necessary at the time of construction would require the resubmission of those details to the Local Planning Authority for approval.
Reason: To ensure the approved system will function to a satisfactory minimum standard of operation and maintenance and prevent the increased risk of flooding both on and off site, in accordance with CBC Local policy CC3 to CC5 and NPPF Paras 159 to 169 Inclusive of foot notes 54 to 56 and its supporting technical guidance |
20)
No building/dwelling shall be occupied until the developer has formally submitted in writing to the Local Planning Authority a finalised 'Maintenance and Management Plan' for the entire surface water drainage system, inclusive of any adoption arrangements and/or private ownership or responsibilities, and that the approved surface water drainage scheme has been correctly and fully installed as per the final approved details.
Reason: To ensure that the implementation and long term operation of a sustainable drainage system (SuDS) is in line with what has been approved, in accordance with Written Statement HCWS161, 18th December 2014. |
21)
No development shall take place until there has been submitted to and approved, in writing, by the Local Planning Authority a scheme of hard and soft landscaping. Any scheme shall show the existing trees, shrubs, and hedgerows to be retained and shall include details of:
A specification of soft landscape works including a schedule of species, size, density and spacing of all trees, shrubs and hedgerows to be planted.
areas to be grass seeded or turfed, including cultivation and other operations associated with plant and grass establishment.
paved or otherwise hard surfaced areas including the extent and specification for footways and kerbing, together with the type and specification of all permeable paving and asphalt surfaces.
existing and finished levels shown as contours with cross-sections, if appropriate.
All means of enclosure and all boundary treatments between individual plots and boundary treatments around the perimeter of the site.
Such details as may be agreed, shall be implemented in their entirety during the first planting season (October to March inclusive) following approval, or in any other such phased arrangement as may be agreed in writing by the Local Planning Authority.
The landscaping details shall be based upon those set out on plan numbers LA3984-GI-001; OLA CBC Internal Reflective Garden Stage 3; OLA CBC Port Cochere and Courtyard Planting Scheme Stage 3; OLA CBC Site Conceptual Development Stage 3; OLA CBC Vision Splay Planting Plan Stage 3; OLA CBC Water Feature 1 Stage 3; OLA Internal Hedge, Lake, Meadow Stage 3; and OLA Planting Plan Trees Stage 3 which form part of this permission. Any tree, shrub or hedge plant (including replacement plants) removed, uprooted, destroyed, or be caused to die, or become seriously damaged or defective, within five years of planting, shall be replaced by the developer(s) or their successors in title, with species of the same type, size and in an agreed location, in the first available planting season following removal.
Reason: To ensure adequate control over design and to ensure a satisfactory appearance in the interests of visual amenity in compliance with Policy EE4 and EE5 of the Central Bedfordshire Local Plan 2015 2035 (Adopted July 2021). |
21)
No development shall take place until there has been submitted to and approved, in writing, by the Local Planning Authority a scheme of hard and soft landscaping. Any scheme shall show the existing trees, shrubs, and hedgerows to be retained and shall include details of:
A specification of soft landscape works including a schedule of species, size, density and spacing of all trees, shrubs and hedgerows to be planted.
areas to be grass seeded or turfed, including cultivation and other operations associated with plant and grass establishment.
paved or otherwise hard surfaced areas including the extent and specification for footways and kerbing, together with the type and specification of all permeable paving and asphalt surfaces.
existing and finished levels shown as contours with cross-sections, if appropriate.
All means of enclosure and all boundary treatments between individual plots and boundary treatments around the perimeter of the site.
Such details as may be agreed, shall be implemented in their entirety during the first planting season (October to March inclusive) following approval, or in any other such phased arrangement as may be agreed in writing by the Local Planning Authority.
The landscaping details shall be based upon those set out on plan numbers LA3984-GI-001; OLA CBC Internal Reflective Garden Stage 3; OLA CBC Port Cochere and Courtyard Planting Scheme Stage 3; OLA CBC Site Conceptual Development Stage 3; OLA CBC Vision Splay Planting Plan Stage 3; OLA CBC Water Feature 1 Stage 3; OLA Internal Hedge, Lake, Meadow Stage 3; and OLA Planting Plan Trees Stage 3 which form part of this permission. Any tree, shrub or hedge plant (including replacement plants) removed, uprooted, destroyed, or be caused to die, or become seriously damaged or defective, within five years of planting, shall be replaced by the developer(s) or their successors in title, with species of the same type, size and in an agreed location, in the first available planting season following removal.
Reason: To ensure adequate control over design and to ensure a satisfactory appearance in the interests of visual amenity in compliance with Policy EE4 and EE5 of the Central Bedfordshire Local Plan 2015 2035 (Adopted July 2021). |
22)
No development above ground level shall take place until a landscape management plan, including long term design objectives, management responsibilities and maintenance schedules and periods for all soft landscape areas together with a timetable for the implementation of the landscape management plan, has been submitted to and approved in writing by the Local Planning Authority. The landscape management plan shall be carried out in accordance with the approved details and timetable.
Reason: To ensure the longevity of the landscaping scheme and protect the visual amenity and character of the area, in accordance with policy CS16 and CS17 of the Core Strategy and Development Management Policies Document 2009 and Chapters 12 and 15 of the National Planning Policy Framework. |
23)
All mitigation and enhancement measures and/or works shall be carried out in accordance with the details contained in the Ecology Report (Haskoning DHV UK Ltd, June 2021) as already submitted with the planning application and agreed in principle with the local planning authority prior to determination.
Reason: To conserve and enhance protected and Priority species and allow the LPA to discharge its duties under the Conservation of Habitats and Species Regulations 2017 (as amended), the Wildlife & Countryside Act 1981 as amended and s40 of the NERC Act 2006 (Priority habitats & species) |
24)
The development hereby permitted shall not proceed above slab level until a Biodiversity Enhancement Strategy has been submitted to and approved in writing by the local planning authority. The content of the Biodiversity Enhancement Strategy shall include the following:
Purpose and conservation objectives for the proposed enhancement measures;
detailed designs to achieve stated objectives;
locations of proposed enhancement measures by appropriate maps and plans;
persons responsible for implementing the enhancement measures;
details of initial aftercare and long-term maintenance.
The works shall be implemented in accordance with the approved details and shall be retained in that manner thereafter.
Reason: To enhance Protected and Priority Species/habitats and allow the LPA to discharge its duties under the s40 of the NERC Act 2006 (Priority habitats & species). |
25)
A Landscape and Ecological Management Plan (LEMP) shall be submitted to, and be approved in writing by, the local planning authority prior to beneficial use of the development commencing. The content of the LEMP shall include the following:
Description and evaluation of features to be managed.
Ecological trends and constraints on site that might influence management.
Aims and objectives of management.
Appropriate management options for achieving aims and objectives.
Prescriptions for management actions.
Preparation of a work schedule (including an annual work plan capable of being rolled forward over a five-year period).
Details of the body or organisation responsible for implementation of the plan.
Ongoing monitoring and remedial measures.
The LEMP shall also include details of the legal and funding mechanism(s) by which the long-term implementation of the plan will be secured by the developer with the management body(ies) responsible for its delivery. The plan shall also set out (where the results from monitoring show that conservation aims and objectives of the LEMP are not being met) how contingencies and/or remedial action will be identified, agreed and implemented so that the development still delivers the fully functioning biodiversity objectives of the originally approved scheme. The approved plan will be implemented in accordance with the approved details.
Reason: To allow the LPA to discharge its duties under the Conservation of Habitats and Species Regulations 2017 (as amended), the Wildlife & Countryside Act 1981 (as amended) and s40 of the NERC Act 2006 (Priority habitats & species). |
26)
No works above ground level shall be undertaken, notwithstanding the details submitted with the application, until final details of the materials to be used for the external walls and roofs of the development hereby approved have been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved details.
Reason: To control the appearance of the building in the interests of the visual amenities of the locality. (Section 12, NPPF) |
26)
No works above ground level shall be undertaken, notwithstanding the details submitted with the application, until final details of the materials to be used for the external walls and roofs of the development hereby approved have been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved details.
Reason: To control the appearance of the building in the interests of the visual amenities of the locality. (Section 12, NPPF) |
26)
No works above ground level shall be undertaken, notwithstanding the details submitted with the application, until final details of the materials to be used for the external walls and roofs of the development hereby approved have been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved details.
Reason: To control the appearance of the building in the interests of the visual amenities of the locality. (Section 12, NPPF) |
27)
In the event that contamination is found at any time when carrying out the approved development, it shall be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment shall then be undertaken by a competent person, in accordance with 'Model Procedures for the Management of Land Contamination, CLR 11'. A written report of the findings should be forwarded for approval to the Local Planning Authority. Following completion of remedial measures, a verification report shall be prepared that demonstrates the effectiveness of the remediation carried out. No part of the development should be occupied until all remedial and validation works are approved in writing.
Reason: To ensure that no future investigation is required under Part 2A of the Environmental Protection Act 1990 |
28)
The development hereby permitted shall not be occupied or brought into use until a detailed External Lighting Management Plan, which clearly sets out the control of external lighting, including hours of illumination, have been submitted to and approved in writing by the Local Planning Authority. The external lighting shall be installed and operated in accordance with the approved details.
Reason: To protect the visual amenity of the surrounding area.(Section 12, NPPF) |
29)
No development shall take place until a scheme has been submitted to and approved in writing by the Local Planning Authority for the provision of fire hydrants at the development. Prior to the first occupation of the dwelling(s) the fire hydrant(s) serving that development shall be installed as approved. Thereafter the fire hydrant(s) shall be retained as approved in perpetuity.
Reason: In the interests of fire safety and providing safe and accessible developments. (Section 7, NPPF) |
30)
The development shall be carried out in full accordance with the site levels and earthworks details set out on drawing nos. 10-7718_ZZ-DR-C1001-PL2; 10-7718_ZZ-DR-C1005-T3; 10-7718_ZZ-DR-C1006-T3 and 10-7718_ZZ-DR-C1007-T3
Reason: To ensure a satisfactory standard of development and for the avoidance of doubt. To accord with Policy HQ1 of the Central Bedfordshire Local Plan |
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